What's the logical change for any real estate professional? The answer is #4 above. Use your knowledge, your contacts, and your skills to make more money for you! You can do business as usual, and at the same time, start investing in properties!

I don't want you to change what you are doing right now. Just use the ideas I share with you. Of course, if you sell $100 million in real estate a year or 200 homes a year, this report may not be for you. But, if your business is not what you want or if you are tired or bored of the routine in real estate, then read every word of this report very carefully.

There is also another important factor you may not know about, especially if you are in the business only 1 or 2 years. It is called "burnout" or also known as the "7 year itch." It doesn't matter how much money you make or how successful you are, at one point you just have to make a change.

Do yourself a favor and read this report with an "open mind." You'll find ideas how to look for future listings. I used to do it and it worked for me! So, if you care about business and your future is very important to you, read it all, don't skip anything, and ACT!

Every day I receive questions from agents who also want to become real estate investors. They ask me, "How can I go from being a real estate agent to a savvy investor?"

If you are a busy agent who does plenty of transactions - and I hope you are - just go back into your memory about them. I'm sure there were many times (I experienced this during my real estate career) that the seller was highly motivated, ready and willing to "give" the house to anybody. There were times that the seller had to come out of pocket at closing. And there were times when your commission killed the deal because there was not enough money to close and the seller didn't have the extra cash. These were all times when you could have bought the house - just about for the asking!

I had many opportunities like that. It took me a while to realize that I could make much more money by buying the house than I could by being paid a commission for listing and/or selling it. This is the gold mine!

Here is a true story that happened to me. I used to fax between 5 - 10 offers a day to various agents and FSBOs. I played the numbers game, but only on specially selected homes - not just any house. By making 250 - 350 offers a month, I knew something would stick and I would be able to buy some houses. (Below I'll teach you how to do it so your rejection rate is down to a bare minimum.)

After faxing an offer to one agent, she called me that she was totally against "creative financing" and there was no way, no how she would agree with the offer for her out of town seller. However, she purposely took the trip to my office just to let me know that my creative financing "won't work."

Now, this happened at the beginning of December. We got into a discussion in the office and she mentioned she was going to lose the $10,000 down payment on her new home which she was supposed to close on in the middle of December because her home had not sold! She couldn't rent the house because she would not be able to qualify for the new loan. (A few years back it was much tougher to get a new loan than it is today.)

I told her I thought I had a solution for her and she would be able to move into her new home before Christmas - but it involved creative financing. At this point she was ready to listen to anything! A Contract of Sale was looking very attractive to her ... She was highly motivated NOT to lose $10,000.

TIP: I always worked harder in December - when all the other agents were taking it easy for the holidays! And it always paid off.

At the time I was highly involved with the business of being a real estate agent as well as an investor, so I frequently worked partnerships with my good friend, Robert Allen. (Robert had his own company that could do the collection of mortgage payments and pay the underlying lenders.) Since Robert had an office in the same complex, I called him to come to the office regarding a good real estate deal.

She didn't have much equity in the house - only $4,000. Robert said he would give her $1,000 down if she would carry a $3,000 note, interest accrued, to be paid when the house was refinanced. She agreed.

Let me describe the house. It was a standard 3/2/2 - 3 Bedrooms, 2 Baths, 2 Car Garage - in Green Valley, a superior area of town. The interest rate on her underlying loan was very good which made for a low monthly payment. These were signs for making lots of money on this deal.

There was one minute of panic when she described the house. She told us she had green carpet! (As an agent, you know that green carpet and selling a house usually don't go together.) What she didn't tell us was that it was a luxury high-pile carpet in a gorgeous forest green. The windows had expensive plantation shutters. The grounds were nicely landscaped with lots of rose bushes.

I'm sure you know what happened next. We started running ads for the house the next day. In four days we found a buyer with $8,000 down, a new contract on the house and making residual income of $180 from the monthly payment!

As I said before, odd situations happened. Here was an agent who disliked creative financing. She wouldn't do it for her sellers, but when she herself was desperately afraid of losing $10,000 and her new home, anything was OK. She no longer worried about a Contract of Sale. She no longer worried that the house would be resold. She was happy that she found a solution to her problem!

There is a lesson to be learned here. Even if other agents criticize you for doing creative financing, it's best to "keep your cool." If I had gone into a huff when she criticized me for making the offer on her listing, Robert and I would have lost out on some very good money.

I hope you realize why I brought a third party into this transaction. Out of principle she would not sell the house to me, but "giving" it away almost for free to my friend - that was OK.

Now, here's Part 2 to the story. About a year or so after we sold the house, my wife and I were on vacation. Only my broker-partner in the real estate office knew where we were and how to reach us. Well, Robert called him and said it was an emergency and he had to reach me. My partner caved in and gave Robert the hotel's phone number. When we got back to our room that afternoon, we found a message: "Thiesfield skipped! What are we going to do?" (Thiesfield was the name of the buyer who bought the house.) I picked up the phone and left a message for Robert on his voice mail: "That's fantastic! We'll sell it again and make MORE money!"

And we did! In one week we found another buyer. We got another $8,000 for the down payment. We kept the monthly payment and interest rate the same. And this buyer did fulfill the contract with no problems. When he refinanced, the agent got paid the rest of her equity, and Robert and I split another $7,000.

Robert and I never had any of our own money into this deal. The first buyer gave us $8,000 down. We gave the seller (agent) $1,000 and we split $7,000 ($3,500 each). From the second buyer's down payment, we split another $8,000 ($4,000 each). On top of it, we made $180 monthly income.

The true story above just shows you that you have to keep you eyes open and listen to people's problems. You may go on a listing appointment and find out that the seller is in the military, and is being transferred 3,000 miles away in 72 hours. He doesn't know what to do with the house.

This happened to me many times. Especially today, the military is on high alert. When they get orders, they may have to go within hours. These are the times when you can benefit. Just listen to people's problems. Nothing else. Since I have been in real estate - fortunately or unfortunately - we have been at war. First it was the Gulf War, then Panama, Haiti, Somalia, the former Yugoslavia, Afghanistan, and now Iraq again. When the military get orders, they have to go. It's an ideal situation for you to help the military people and also help yourself.

Of course, you are used to saying that you will list the house and help him sell it in a hurry. This is the time to take ACTION and buy the property for peanuts!

Just keep in mind, you very rarely get a house with "nothing" down." In all the years I have been doing this, I bought only two houses with absolutely no money down. However, you can certainly get many houses with a few thousand dollars now and a few thousand dollars later. I made most of my deals that way.

You have to give the seller some money. Why?

1. The seller feels good that the deal isn't a complete loss to him.
2. It makes the deal much easier to get on because the seller doesn't feel you are trying to "steal" the house from him.
3. Besides, it doesn't matter. You can sell the house in a few days and use the buyer's down payment to give some money to the seller.

I realized a few thousand dollars up front makes the seller very agreeable to the deal - especially in the position of being a real estate agent. I also realized it was quick money and that each house generated an average of $35,000 in income.

If you go to my website, Million $$$ Secrets, you can see the money I made on just one home and the process I used. (You'll find the link at the end of this report.) Compare this money to making a measly 7% commission. What I am trying to teach you is that if another agent sells the house, you may only make $5,000 versus a potential $35,000!

The safest way to exist in business today is to have residual income. There is no better feeling - not even putting money in the bank. Residual income is always there - the checks keep coming in every month. Trust me on that one.

As far as residual income from your real estate investments is concerned, you should be able to make between $140 - $250 a month from each house. When you buy and re-sell 20 houses, that can give you around $4,000 a month. Well, $4,000 a month can be very important when times are tough. It pays your mortgage - if you have one - and other living expenses.

• Some are explained in my best selling book, "Insider Secrets for Real Estate Professionals." For details see the link at the end of this report.
• Some are explained in last year's series of "Mr. Real Estate Monthly E-books." For details see the link for Year 1 at the end of this report.
• If you want to learn how to make serious money as a real estate investor, you need to subscribe today. You have the knowledge, the skills, and the computer with all the information you need. You may not realize the powerful position you are in. All of this is worth a fortune ... if you use it properly. To subscribe to "Mr. Real Estate Monthly" is simple. There is no long-term obligation. You try it, you like it, you continue. If you don't like it, you can unsubscribe. (You'll find the link to the order form below.) Simple as that. Certainly not everybody wants to buy houses and make lots of money. I understand that.

You just have to learn what to look for in buying the house when the opportunity presents itself. Just keep your eyes and ears open ... listen to the sellers!

If you are in an office where the broker does not allow you to do your own deals, or wants a cut of your profits - even if you sell the house FSBO - I suggest you move to a different office.

Why should you change offices? You have to be in control of the transaction and be secure you won't get screwed by an unscrupulous broker. There is too much money involved when you buy your own investments. Twenty houses not only gives you $4,000 income a month, they also represent approximately $700,000 in profit when the notes are refinanced. This is too much money to gamble with.

Just a reminder, my friend. All the creative financing I teach you is perfectly legal.

After a while you will see that the change from agent to investor will happen gradually. You'll find opportunities to buy houses - just ACT on them. Nothing else. And use the "Mr. Real Estate Monthly" as a guide.

Let me tell you something. Like the house in Green Valley that I talked about earlier, when you put a deal together like that, you'll feel incredibly good about yourself. You'll say to yourself, "Good grief. I just bought that beautiful house for $1,000. I am GOOD!" You will feel like Superman because you know you did something that none of your friends could do ... since most of your friends only own the house they live in, if that.

Along with controlling lots of houses, comes more advantages.

• You will have tremendous tax advantages which can cut your income taxes to zero so you keep all your money.
• You will have plenty of assets. When you hold notes on 30 houses, you know you are a millionaire.
• Since these homes are not rentals, you never have to do any repairs. You have no hassle with broken toilets or leaking pipes. The buyers take care of all repairs because they OWN the house. You never have to see the house again. And you'll probably never see the buyer again.
• You make money while you sleep. The checks keep coming in.
• If a buyer defaults - and it will happen when you buy and sell lots of houses - it is a good thing. You can then sell the house again, get another down payment from another buyer, increase the interest rate and/or selling price and make more money. No problem here!

• You'll get listings, but they won't sell because the houses won't appraise. So the houses will sit on the market.
• Buyers won't be able to qualify for loans. The interest rate is sure to go up. And buyers certainly won't be buying houses that won't appraise.

So, even if you don't want to buy and sell homes as an investor, you must learn how to creatively list unsalable homes and get buyers into homes without qualifying. If you learn how to do that, you will profit tremendously while your associates are going out of business in droves.

If you don't believe me, ask agents who have been in the business 15 years or more. The real estate "earthquakes" can be dangerous to your business - if you don't know what to do.

There were times in California when nothing sold for years. Not that long ago in Texas sellers were giving houses away and still had no takers. A friend of mine bought up a bunch of houses, boarded them up, paid the taxes, and waited a few years until the market changed. And he made a tidy profit.

Almost every state has gone through it's own real estate "earthquake." Keep your eyes and ears open. Don't become complacent and think it can't happen in your state. 50 states, 50 different markets. And within each state are areas that will be hit hard when the "bubble" bursts and other that won't even know there is a real estate bubble.

For example, some cities in California have an average sales price of $1,1,00,000. This is not your average market. And this is not your investment market. Your market is in the range of homes the average buyer can afford.

I recently relocated to Florida. Although I have only been here a short time, it seems to me there are many "normal" markets like Jacksonville, Gainesville, Port St. Lucie, and parts of West Palm Beach. I don't know much about the west coast of Florida, but I learned from talking to people in the area, there are many "normal" markets there as well. In a "normal" market, you won't see spiraling increases in home prices - the appreciation will be slower but steady.

While driving to Florida, I stopped in several cities along the way and checked out the real estate markets. One good market that, in my opinion, won't be hurt by the real estate "bubble" is El Paso, TX. Prices were in line and FHA and VA loans were readily available. To my surprise, a local Realtor ran a full page ad in one of the real estate magazines, "No Qualifying, No Credit Needed!" It reminded me of my own ads!!!

It really depends on where you are located how badly you will be affected when the real estate bubble bursts. Your area may not feel any impact at all.

I recently sent out some e-mail messages about the real estate bubble and what I think is going to happen. I got the most replies ever - going in all directions.

• Some agents didn't believe there is a bubble.
• Some thought that even if it bursts, they won't be affected.
• And others agreed with me that there will be some serious impact when the bubble explodes.

I think there is an simple explanation. Everything is cyclical. Prices go up and prices come down. Nothing goes up indefinitely, nor do prices stay down indefinitely. There are always corrections in every market. The real estate "bubble" will be different in every market. So it really depends on where you are located what will happen when the "bubble" bursts.

1. Print out all listings in your MLS (overnight) for all single family homes, condos and townhomes. Limit your search to 3/2/2 for single family homes and 2/2 for condos and townhomes.
2. Look for listings that also offer rent, lease option, owner will carry (OWC), rent to own, any acceptable offer
.
3. Search the listings for remarks about the seller's motivation - job transfer, death, divorce, illness, must sell, bought another, etc.
4. Study old listings that haven't sold. They have two potentials for you: to buy it or list it.
5. Review very carefully all vacant properties. The "Aspen" letter works! Every time I used it, I got a listing. There is a huge potential here because the seller has been paying months of mortgage payments which certainly hurts his wallet.
6. Look for very low selling prices - far below normal. You could buy it, sell it, and make a quick $20,000 or $30,000. It depends.
7. Use my techniques and make as many offers as you can every day - 2, 3, 5, 10, even 15. You select the numbers. Just remember. There is no ridiculous offer for the seller because nobody really knows his actual needs. That's what counts. "Mr. Real Estate Monthly" will teach you techniques for helping you find properties to buy OR to list.
8. Go to see all prospective homes and the owners. Talk to them. Ask questions. Being a Realtor, you have an incredible opportunity. You can check out listed homes/vacant homes as part of your job. You can talk to the sellers. You can ask them questions. Think about it. No other profession has these tremendous advantages for real estate investing.
9. Absolutely act on all OWC, lease options, and rentals. Make offers. Definitely check out all rentals. 80% of the owners became landlords because their house didn't sell. They want a better solution. This is a huge potential right here.
10. Separate fresh listings for a mailing campaign - as possible candidates to buy. Set up your own corporation for investing. (If you have a partner in the corporation who is not licensed, so much the better.) Send the letters as an investor, NOT as a Realtor and it should be on the corporation's letterhead. Other Realtors are not going to like it. The more houses you own and the more money you make, the more they will envy you. Get used to it.
11. Forget troublesome houses: Foreclosures and Bankruptcies. They will only cost you time and money. More about it in the "Mr. Real Estate Monthly."
12. Only buy foreclosures the lender already took back. Now you can negotiate deals. I'll teach you how to get 110% financing here.
13. I'll repeat this again. There is no ridiculous offer, no matter how ridiculous it may seem to you. I have presented offers that I thought would never fly in a million years, and to my surprise, the seller said "yes." If the seller rejects your first offer, no problem. As long as the seller has your business card and MUST sell, you may hear from him again. Encourage him to call you!
14. Always, always, always, use the disclosure: "I buy, sell, rent or lease houses for profit." It will keep you out of trouble.

Start working on the ideas I shared with you - TODAY! Yes, I used to print out 6,000 listings (overnight) every two weeks - and reviewed them all! It takes practice to scan them all, but in time you'll learn to do it fast.

Reviewing all those listings has another advantage. Your subconscious mind will retain information you may need for buyers who have special requests. When a car collector is looking for a home, you'll remember the house with a 10 car garage. Or the cabinet maker looking for a professional workshop. You get the idea.

I urge you to give my newsletter a try. You cannot lose. The information I share with you is worth a fortune. There is nobody else out there who will share all his "secrets" with you.

I buy all the real estate packages from all the "gurus." 99% of them only sell a hope or a dream. No one - or at least very few - will actually buy any real estate using their information. I am positive about this.

I give you the "nuts and bolts" of the business. And I give you "hands on" information you can put to use right away.

My program is the ONLY program that really works! I have been working it and improving it since 1989. I'll teach you how to avoid the mistakes I made when I was learning the ropes.

In your position as a real estate agent, becoming a real estate investor is almost a natural transition. You have the knowledge, skills, and information at your fingertips. If you compare yourself to the average person who has none of the advantages you have, you will realize you are far ahead of the average "Joe." That's why you need to put your knowledge, skills, and experience to lead you in the right direction.

Real estate is where it starts! Since I have done it, using the exact same system I'll be teaching you, I know you can do it, too. You absolutely don't need to put 20% down and qualify for a new loan to be a real estate investor!

The information I share with you is totally proprietary, fresh, unique and written personally by me - no ghost writers here! Since 1989 I have specialized in buying and selling homes with ...

• No bank qualifying
• No credit check
• No job or income verification

There are many ways to buy investment properties using modern, up-to-date creative financing that is absolutely legal.

The proof of my program is very simple. Go to my website, Million $$$ Secrets, (the link is at the end of this report) and you will see exactly how the program works. There is plenty of free information there. You will also see explanations why certain things don't work.

My mission is very simple. I want everyone to learn - who WANTS to - how to buy homes using creative financing and none of your own money. You can start TOMORROW! I know it can be done. It's not that difficult as long as you have the desire and apply yourself.

How many houses can you buy? There is no limit - 1, 2, 5, 10, or 100. The only limit is the limit you put on yourself!

Some of my subscribers own 350+ homes ... using my ideas, paperwork, and my system. Obviously, my system works. And it is the only legal system that really works!

Testimonial "George provides down to earth, this is what to look for, this is where to find it, and this is what to do with it information. All you have to do is follow the steps ..... George does not use "it just so happens" type scenarios used by others to make their examples work. It's straight forward "do what I do." Also the chat line is an excellent way to get questions answered and avoid pitfalls. It allows everyone to share their ideas and successes with the group. An outstanding value for all." - Glenn Erwin, Nevada

There was never a better time than today to profit from real estate. This is also the perfect time to learn about investing in real estate. There will be homes available at bargain prices all over the country. Take advantage of the times. How do I know this? I am very good at predicting real estate trends. That's why my friends named me, "Mr. Real Estate!"

Testimonial "Hi George, Just to let you know that if you choose to continue writing your Mr. Real Estate Monthly E-books that I would be quite happy to purchase more. You're a very good writer and the information you offer is very helpful and encouraging. It comes through in your work that you seem to enjoy writing and also helping others. I encourage you to continue to do both." - Cal Mennie, Canada

1. How to Buy Houses. Different ideas every month. What to do and how to do it. This section alone is worth every penny. You'll see. In Volume 1 you'll find an idea that will absolutely work ... IF you work the idea. My friend, Robert Allen, used this technique to buy 36 houses when he was in bankruptcy, had no money, was recently divorced, and hit the bottom of the bottom.
2. Creative Financing. Various methods, approaches, and ideas. Real Insider's Secrets and information you won't find anywhere else. In each volume you will learn a different aspect of creative financing including Contract of Sale and my own special contract, LORA.
3. Marketing, Networking, and Using the Internet for Real Estate. Very powerful information for all subscribers. You'll need this section for everything you do. In each issue you'll find websites that can assist you in your real estate business such as property information, for sale by owners, and online mortgage calculations.
4. Things to Learn. From A - Z, everything you need to know about real estate, contracts, forms, writing offers, laws, clauses - ALL of it. I believe that most subscribers need what I call the "nuts and bolts" education ... details that are important for real estate investing including the Offer and Acceptance, along with a sample contract.
5. You Asked ... Mr. Real Estate Answers. Many of you have questions. Just e-mail them to me and I will answer them in the following issue. This is one way we can all learn from each other. Each issue will address different questions.
6. Business activities. Each month you will have things to do to get you involved with real estate investing. You cannot just sit there and read about it. You have to take action!

This format will repeat each month - just different info. I have also had requests for scripts - I'll make them for you. Some previous subscribers asked for letters. You'll get them.

Just for subscribing to Mr. Real Estate Monthlu, you will receive four FREE e-books that will help you with your business on or off the Internet.

Testimonial "George, Will you be continuing the Mr. Real Estate Monthly? I hope so! I go back and re-read the articles over and over. They are great!" - Joe Villarino, Washington State

"Mr. Real Estate Monthly" is an electronic newsletter published as an e-book. A new e-book will arrive in your e-mail box every month ready for you to download.

Don't hesitate! Take your credit card out and subscribe right now by clicking on the following link:
Secure Order Form

This information can change your life and give you the lifestyle you deserve! All you have to do is work the program and the program will work for you. Tomorrow could be the day you start working on your real estate nest egg. You need this information to get started!

Testimonial "Hello George, Thank you for the information. We need more godly people like you and your wife who promote sharing and giving. God bless you!" - Michelle, Tennessee

What is the cost? A monthly subscription rate of $19.95. This way people don't have to come up with lots of money they may need for other things. This also gives people a chance to subscribe at any time or unsubscribe if they aren't satisfied with the newsletter.

$19.95 will automatically be charged each month to your credit or debit card. If you don't have a credit card, I will accept a check or money order for 6 months at a time for a total of $119.70.

The BEST deal is to subscribe for the entire year and receive two issues FREE! Instead of paying 239.40 you pay only $199.50!

*** Sorry, there are no refunds for the "Mr. Real Estate Monthly." These are electronic books which are downloaded to your hard drive.

Let me explain something so you understand my position. I always go in the opposite direction of the crowd. I was the first person ever to offer a one year, lifetime, or anytime guarantee - since 1992 - while most others offered only 30 days guarantee maximum. They all copied me and in some cases it took them 10 years to catch up.

Let's face it. If you have to worry about a refund for $19.95 then real estate is not for you. You have to be able to take much greater risks in order to make money.

You will be able to subscribe or unsubscribe at any time. However, if you unsubscribe in November and re-subscribe next March, you will MISS OUT on all the issues in between.

Each issue is password-protected. It is for "your eyes ONLY!"

If you want to order back issues ($19.95 each) you must contact us by e-mail since this cannot be handled by our automated billing system. We are setting up our order form to automate the transaction and the banking. Your card will be automatically charged and our computer will be handling the day-to-day business. That way I can concentrate on developing quality information for you. That's MY goal!

When you receive your first issue, create a new folder on your hard drive and save it there so you can refer back to it when you have to. The target date for publication is the 5th of each month. This way you will know when it is coming and you can watch for it.

If you are serious about making money in real estate, don't miss these information-packed e-books! Subscribe by clicking on the following link: Secure Order Form

Many Realtors subscribed to Year 1 of "Mr. Real Estate Monthly". It's time for you to join the group of real estate agents who are successfully working their real estate investments.

So, please. Do yourself a favor and subscribe to the "Mr. Real Estate Monthly." It will ....

• Give you residual income.
• Provide you with lots of cash.
• Put you on your road to wealth.

It makes me feel good to learn that people used my ideas to change their financial situation. This is my mission. So, this time next year send me a "thank you" note for making you wealthy! I am successful only when YOU are successful.

Think, act and grow rich with us,

George Paukert
Mr. Real Estate

P.S. I am sure you have many questions. Don't hesitate to ask. I am an easy guy to get hold of either through e-mail, the web board, by fax, or by phone. I don't hide. I always answer all questions. You'll never be alone.

• E-mail: mrrelst8@roadtowealth.com
• Fax: 561-793-3629
• Phone: 561-883-2222
• Web Board: The Real Estate Forum

Here are the links for websites described above:

Order Mr. Real Estate Monthly Year 2 Here

Million $$$ Secrets

"Insider Secrets for Real Estate Professionals"

Outline of Mr. Real Estate Monthly - Year 1

©Copyright Road to Wealth, Inc. - All rights reserved.
Road to Wealth, Inc., 8983 Okeechobee Blvd. Ste. 202-307, W. Palm Beach, FL 33411
Phone: 561-883-2222 E-mail: Mr. Real Estate